Neighbourhood Plan 2014 - 2034 Prepared by the Neighbourhood Planning Committee Englishcombe Parish Council Contents 1. Background & Vision 3 2. Englishcombe Parish 5 3. Planning & Development 6 3.1 Map of local Bat Roosts 8 3.2 Infrastructure Levy Aspirations 9 4. Environment: 10 4.1 Rural Environment 11 4.2 Historic Environment 14 4.3 Village Environment 16 4.4 Green Belt and CAONB 18 4.5 Climate Change 19 5. Facilities, Services and Amenities 20 6. Transport & Movement 21 7. Telecommunications 23 Appendices 1 Footnotes 26 2 NPC Terms of Reference 27 3 Parish Design Statement 28 4 Amenities, Services & Sites of Historic Interest 29 5 Traffic Monitoring Results 31 6 Designation of Neighbourhood Area 32 7 Maps of villages and hamlets 37 8 Listed Buildings 1 44 9 Listed Buildings 2 45 10 Listed Buildings 3 46 11 Listed Buildings 4 47 12 Ancient Monuments – 1 48 13 Ancient Monuments – 2 49 14 Housing Development & Green Space Boundaries 50 15 Map of Businesses in the Parish 51 Copyright on all images remain the property of parishioners unless otherwise stated. 2 How we wish to see Englishcombe grow to meet the future needs of our Parish 1. Background & Vision In 2011 Parliament passed The Localism Act which, This document is an important guide to help among other things, removed some existing residents, B&NES and potential developers to planning processes and introduced the concept of a understand the type of development that we would Neighbourhood Plan which can be developed by a support. The document is based on what we know parish council but only can become effective if (a) it today, but plans for development several years is approved by the residents affected through a ahead. As such, it is anticipated that regular reviews referendum and (b) is consistent with other by the parish, probably at least every five years, legislation and procedures. would be desirable. Anticipating the need to develop a Neighbourhood Although this document is set out with separate St Peter’s Church Plan, the Englishcombe Parish Council conducted an topics, the authors have found it impossible to avoid initial survey in 2012. Later that year, the council overlapping. For example, “the enjoyment of the formed a Neighbourhood Planning Committee parish’s unique combination of historical assets that [NPC]1, comprised of councillors and residents and span centuries, all within easy walking distance and non-residents of the parish. The committee’s terms set within beautiful natural surroundings, of reference are in Appendix III. maintained by local famers” is in itself a phrase that spans three of the categories. The Parish is washed over by the Green Belt almost in its entirety; the only exceptions being a small Our over-riding vision has been to preserve portion of Kilkenny Lane and Padleigh. what is best about Englishcombe Parish today – its open rural environment and landscape, The 2012 parish survey also suggested that its small-village ambience, its history and its residents preferred small-scale development, to preserve the predominantly open countryside and sense of place and timelessness -- while historic setting. ensuring that it has a plan for the future to ensure the continuing health, happiness and From this beginning, the Neighbourhood Planning well-being of all its residents. Committee has developed its vision and plan as evidenced in this document. 3 Newton St Loe Bath City Englishcombe Parish Boundaries with the City of Bath and surrounding rural parishes South Stoke Priston Combe Hay Dunkerton Crown Copyright: all rights reserved 4 Haycombe Rectory Farmhouse 2. Englishcombe Parish Padleigh and Barrow Inglesbatch Englishcombe Parish covers approximately 2.8 square miles, with Inglesbatch Village domestic buildings representing 1.3% of the land, including gardens; care must be taken Inglesbatchto avoid Village spoiling existing assets and amenities. 1% of the area is roads and more than 97% is green space, Therefore our plan is supportive of development that is sensitive to predominantly farmland and farm buildings2. preserving assets and amenities that are important to the immediate, national and international communities. It lies adjacent to the south-western edge of the city of Bath. The parish has unique historical assets, significant geological variety, and is The parish is made up of a number of separate and differing villages, extensively used to support a diverse range of recreational activities for hamlets and clusters of dwellings – Englishcombe itself, Inglesbatch, local residents, for Bath itself, for surrounding communities and for Nailwell, Kilkenny, Barrow, Padleigh and Haycombe; each with its own international visitors. Therefore, while we acknowledge that there is unique characteristics. currently pressure on the city of Bath to provide sites for development; 5 3. Planning and Development The purpose of this section is to establish whether and how development We are limited in the provision of housing to infill within the housing within the parish can be justified and permitted. Any development must development boundary, conversion of empty or redundant buildings and comply with the Local Government Plan and Government Legislation. the bringing back into use of empty or derelict dwellings.4 These are set out in the Core Strategy (adopted July 2014), and the National Planning Policy Framework (NPPF).3 Planning and Development for Englishcombe Parish Council (ECP) is not simple and straight-forward, given that the parish is made up of a number of separate and differing villages, hamlets and clusters of dwellings – Englishcombe itself, Inglesbatch, Nailwell, Kilkenny, Barrow, Padleigh and Haycombe; each with its own unique characteristics. Farming in Inglesbatch A major part of Englishcombe Village is a Conservation Area as shown on left in darker green Crown Copyright: all rights reserved 6 Planning & Development Policies Planning & Development -- Other considerations P&D 1 – The Neighbourhood Plan will encourage and support Due to the scattered nature of the Parish, there is no one style or period development proposals for farming businesses, arboricultural of dwellings. We have therefore drawn up a Parish Design Statement5 to enterprise, small holdings, fruit growing, light industry, artisan aid and assist those who would wish to renovate, extend or build in the workshops, providing they can be shown to be sustainable and benefit Parish. This statement will assist B&NES and ECP when considering the local economy and the wellbeing of the parish. Planning Applications. They should be sensitive to the local setting and not have a detrimental Conservation Area Review – This needs to be completed and adopted by impact on the surrounding landscape, the openness of the Green Belt or BaNES (the current draft will make up part of this paper) together with the historical buildings. proposed extensions to the Conservation Area. These include the restored Mill Pond in Bussons Field and the “Model Farm” range of working P&D 2 – The Neighbourhood Plan will seek to support development buildings attached to Manor Farm6. proposals where they make use of existing buildings and those that are under-used or derelict in accordance with other policies within this Plan NPPF Clause states that “Local Planning Authorities should avoid new and national Green Belt policy. isolated homes in the country unless there are special circumstances including: It must be clearly demonstrated that the impacts of a proposed development does not have an impact upon existing (& likely) bat roosts 1. Rural workers’ dwelling; or other European Protected Species. Developments involving works to 2. Development of a heritage asset; roofs are most likely to encounter bats or birds, for instance: 3. Reuse of a redundant or disused building, leading to the demolitions, barn conversions, loft conversions, roof raising and other enhancement of the setting.” alterations to roofs and appropriate mitigation will need to be incorporated to prevent unacceptable damage. Aspirations P&D 3 – The Neighbourhood Plan will support buildings, conversions and additions of a size, design and height which does not have an adverse impact on the openness of the Green Belt, Cotswold Area of Our overarching aspiration is to preserve the rural nature of the parish, as Outstanding Natural Beauty or the historical assets of the Parish. expressed in the findings of the 2012 Parish Survey7. P&D 4 Any development must take into account all of the lighting It is also our aspiration to support development where it meets the criteria needs associated with the development during operational hours and set out in this document, B&NES Core Strategy and the National Planning shall be the minimum required to perform the relevant lighting task. It Policy Framework. shall be specifically designed to minimise the risk of light spillage beyond We will use our design statement to help developers understand what is the development site boundary into the wider countryside. expected in our Parish as early as possible in the planning process. In addition, dark corridors for bats and light sensitive species should be We will continue to take our Conservation Area status very seriously when incorporated into all new development or redevelopments within the considering future development, conversions or extensions. Parish, where possible. 7 8 3.2 Englishcombe Parish Aspirations in respect of the Community Infrastructure Levy to be revisited annually: The preservation and maintenance of our ancient hedgerows